These are the questions owners, contractors, and franchisees actually ask us. If yours isn’t here, ask directly — we answer within one business day.
Hiring & Scope
Do I hire an architect or an MEP engineer first?
For most commercial projects you need both, and hiring them separately is where budgets and schedules go wrong. The architect defines the space; the MEP engineer makes it function and pass code. When they’re separate firms, every layout change ripples through two contracts. QD Design provides both under one contract, so the coordination happens inside one team.
What is MEP design?
MEP stands for mechanical (HVAC and ventilation), electrical (power, lighting, one-line diagrams), and plumbing (water, waste, gas). Texas cities require sealed MEP drawings for nearly all commercial permits. QD Design’s MEP documents are sealed by a Texas-licensed Professional Engineer.
What does a commercial permit set include?
Typically: a code analysis and life-safety plan, architectural floor plans and details, mechanical plans with load calculations, electrical plans with one-line diagram and panel schedules, plumbing plans with riser diagrams, and energy-code compliance (COMcheck) documentation. Restaurants add hood details, grease interceptor sizing, and health-department sheets.
Can you take over a project another designer started?
Yes. We regularly rescue stalled permits — reviewing the existing set, fixing the comments, and resealing the disciplines we take responsibility for.
Timelines & Process
How long does design take?
Typical tenant improvement: 3–5 weeks from signed proposal to permit submittal. Fast-track: we’ve had schematic design approved in 7 days. Ground-up and multi-discipline projects: 4–8 weeks depending on scope.
How long does a permit take after submittal?
It varies by city: Houston TIs often see first comments in 2–4 weeks; Austin can take longer; suburban cities are often faster. Example from our portfolio: a Sugar Land school kitchen with building, health, and fire-marshal review went from first submittal to permit in about 30 days.
Who answers the city’s plan-review comments?
We do — it’s included in our standard scope, for every discipline we design, until the permit is issued.
Codes & Special Reviews
What is TDLR / TAS review and does my project need it?
Texas requires accessibility review by TDLR (Texas Department of Licensing and Regulation) under the Texas Accessibility Standards for most commercial construction projects valued at $50,000 or more. We handle the registration and design compliance as part of our scope.
What is COMcheck?
COMcheck is the federal software Texas cities use to verify commercial energy-code (IECC) compliance for envelope, lighting, and mechanical systems. We produce COMcheck reports with every applicable permit set — and we’ve delivered designs up to 31% better than the lighting baseline.
What is a change of use / change of occupancy?
When a space changes from one use to another (retail to restaurant, office to clinic), the building code re-evaluates it: occupant loads, exits, restroom counts, ventilation, and parking can all change. It’s one of our most common project types — send the address and current/intended use and we’ll scope it.
Do restaurants really need a Type I hood?
If cooking produces grease-laden vapors (frying, grilling, wok, charbroiling), yes — a Type I hood with fire suppression per IMC 507 and NFPA 96. Coffee shops and reheat-only kitchens may qualify for Type II or no hood. We make this call early because it drives the budget.
About QD Design
Where is QD Design located?
Cypress, Texas (northwest Houston metro), serving all of Texas — Houston, Austin, Dallas–Fort Worth, San Antonio — plus completed projects in Florida and Minnesota.
Is QD Design certified as a diverse supplier?
Yes — QD Design is HUB-certified (Historically Underutilized Business) and minority-owned, which can earn your project diversity participation credit on public and corporate work.
How do I get a quote?
Send your floor plan, survey, or even a photo of the space with the project address and intended use. You’ll receive a written fee proposal within one business day.